Quote from @Clint Miller: Seller financing opens up great opportunities for real estate investors, but coming up with the down payment can still be tricky. 

Lenders dont allow seller carry back and NO cash equity.. 

Hello I found a property that needs 100k in repairs and was wondering if I could get a loan for an uninhabitable house or should I do sellers financing and finance the repairs?

Real estate : you could become good at advertising and marketing or simply asking people you know if they want to buy or sell: Any realtor will give you $1k to $5k depending on the price to get that buyer  or seller.

Quote from @Jeffrey Bourque: Hello All, I am new and this is my first attempt at purchasing a property with the intent to create monthly cash flow.The property: Triplex Listed at $140,000 - Total monthly rent income $2,150 - Tenants want to stay and are all willing to sign new leases for 3 years - 8 beds 5 baths and 3,500sqft livable space on a 4,800sqft lot - Heat and electric paid by tenants and water trash paid by owner $180 month - I have managed to talk the selling price down to $105,000 with a kick of $10,000 for closing and commissions so $115,000 all in - Building is in fairly good shape according to pictures and questions but have not done a inspection yet - some general maintenance repairs are needed according to the seller but nothing that seems to bother the tenants. - Taxes are on the higher side at $6,000 yearMy Numbers: $115,000 putting 20% of my money $23,000 and finance the rest with total expense of $1,834Monthly expense numbers: Future Maintenance 13% $273 - Vacancy 5% $105 - Property Insurance 5% $105 - Property Taxes 23% $500 - Property management 10% $215 - Office/Travel/Legal 4% $84 - Mortgage 26% $552 - Monthly Cash Flow - $316 per month or $3,792 per year so Cash on Cash = 17%I think this looks like it is a deal worth doing and I also believe I can bump the total rent up by $50 each tenant which I think make it even better.

In either case, the longer a property remains on the market, the more motivated the seller often becomes to offload it.Savvy buyers understand this and often target properties that have been listed for three months or more.

A smart seller/listing agent will likely require a large EMD to tie you to performing on your offer, so be prepared for that. 

Hi Adam,The seller pays the seller commissions and (usually) covers the buyers commissions as well so you shouldn't worry about those fees.The 10% vs 20% I feel like is a personal opinion.

How does the middleman (investor) exit out of the sandwich lease option once the investor finds an end buyer to close on the original purchase price between investor and seller?

Secondary financing is generally permitted, and the realities of the marketplace usually require the seller to carry financing for most buyers.